The compensation bands.
These are realistic ranges based on settled UK housing disrepair claims. Your figure will sit somewhere on this scale.
How the figure is calculated.
Courts apply the formula established in Wallace v Manchester City Council, which works in two ways: either a global award for distress and inconvenience, or a percentage of the rent paid for the affected period. Solicitors and judges generally use the rent-percentage method.
- Minor disrepair — around 25% of rent
- Moderate disrepair — around 35% to 50% of rent
- Severe disrepair (rooms unusable) — up to 100% of rent
On top of the rent-based award, you can add:
- Damaged belongings (replacement value)
- Personal injury where evidenced (Judicial College Guidelines)
- Additional bills — extra heating costs, laundry, temporary accommodation
- General damages for distress and inconvenience
Worked example.
Illustrative case (not a real client)
Sarah is a Your Homes Newcastle tenant in Walker. She pays £110 per week rent (£5,720 per year). She reported damp and mould in her bedroom and living room in March 2023. The landlord did patch repairs that didn't work. By March 2025 the mould had spread, ruined a sofa, two mattresses and her son's clothes, and her son had developed asthma symptoms confirmed by his GP.
The figures:
- Rent-based award: 35% of rent for 24 months = £4,004
- Damaged belongings (sofa, mattresses, clothes): £1,200
- Personal injury (son's asthma symptoms, mild bracket): £2,500
- Extra heating bills: £400
Total: approximately £8,100 — plus the court orders the landlord to complete all the repairs.
What you can't claim for.
- Disrepair caused by your own actions (e.g. blocking ventilation, damage from a pet)
- Issues you never reported to your landlord
- Issues your landlord wasn't given a reasonable chance to fix
- Disrepair that started more than 6 years ago (with limited exceptions)
- Personal injury from disrepair more than 3 years ago
What increases the compensation.
- Long duration of the disrepair
- Multiple repeated reports being ignored
- Vulnerable household members — babies, children, elderly, disabled, asthmatic
- Documented health impact backed by GP records
- Photographic evidence showing severity
- Damaged irreplaceable items
What reduces it.
- Failure to give the landlord access to inspect or repair
- Contributing to the problem (e.g. drying laundry indoors with no ventilation, blocking vents)
- Late or no reporting of the issue
- Existing rent arrears (these can be set off against your award)
Common questions.
Will I have to pay tax on my compensation?
No. Personal injury and distress compensation is not taxable in the UK.
Will it affect my benefits?
A lump sum may affect means-tested benefits if it takes your savings over the threshold. We can advise on protecting your position.
How quickly will I be paid?
Usually within 21 to 28 days of the settlement being agreed.
What if my landlord does the repairs but refuses compensation?
Repairs being done do not cancel your right to compensation for the period you lived with the disrepair. We pursue the compensation element separately.